Then, assuming you have a contractual arrangement with your buyer, just represent him/her as fiduciary and the seller as Customer, in a normal brokerage transaction.The other option is to just put the property under contract, then assign the contract, but again, this needs to be fully discussed in advance with her broker, then fully disclosed to the seller, so they can't come back later and sue you for making "too much" on your transaction fee.I strongly suspect that your sister will be required by her broker to use standard contracts and forms made available by your state's real estate commission. 

In order to gain some credibility, I was thinking about telling customers im in my 20’s instead of 21 if they ask.

Stated 75% of customers have been with him for 10+ years.

Generating the capital for the down payment seems to always be the hurdle.

I had a customer a while ago who was financially ruined by an underground oil tank.

That really helps new generation.

Over the last three years, I've invested in 5 single family/condo properties that generate an average cash on cash return of 14% in Knoxville, TN.

Networking, if done right produces a snowball effect where new leads generate even more leads and it goes on exponentially.

Added wainscoting in the guest bath, and partially finished the garage, with custom built shelves.

I have a seller who wants to do business with us. he has 42 units that generate 326,000 rents annually.